33455 Industrial Dr #41 · Wauzeka, WI 53826

$25,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 266 Days on market

Built 1984 Fair condition $21/sqft · 75% below area ↓ 38% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Selling "as is". NO LAND. Personal Property Sale. 1984 ARTCR manufactured home with 3 bedrooms and 2 full baths. Lot Rent is around $250/month. Garbage pickup included. Forced air furnace and central air. Ready for immediate occupancy. Nice enclosed 10x7 front porch at entry.

Key facts

• Enclosed front porch
• Built 1984
• Listed 266 days

Tags

• ENCLOSED FRONT PORCH

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$101,684) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($824 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#560 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools D.
• Wauzeka-Steuben School District (rural): math 35% / reading 25% proficiency, ranked #376 of 426 in WI (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 40 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (8.1% local appreciation)).
• Crawford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.30% ✓
• Cap rate: 29.24%
• Cash-on-cash: 81.96%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (median comp): $101,684
• List price: $25,000
• Delta: -75.41%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 E Front St	0.75mi	2/1.0 (-1)	1,100 (-8%)	3mo	$160,000	$145	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.3%
• Equity multiple: 6.85×
• Total profit: $40,971
• Equity at exit: $19,216

10-year hold

• IRR: 86.4%
• Equity multiple: 14.75×
• Total profit: $96,285
• Equity at exit: $38,359

Cash invested: $7,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 53826

• Home prices YoY: 4.7%
• Active inventory: 6
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $478

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 37%

Sensitivity live

Price	-10% $495	-5% $487	+0% $478	+5% $469	+10% $461
Rent	-10% $413	-5% $446	+0% $478	+5% $511	+10% $543
Rate	-1.0pp $491	-0.5pp $484	base $478	+0.5pp $472	+1.0pp $465

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $25,000 Active 266 DOM
2. 2026-06-17
   days on market $25,000 Active 265 DOM
3. 2026-06-16
   days on market $25,000 Active 264 DOM
4. 2026-06-15
   days on market $25,000 Active 263 DOM
5. 2026-06-15
   days on market $25,000 Active 262 DOM
6. 2026-06-13
   days on market $25,000 Active 261 DOM
7. 2026-06-12
   days on market $25,000 Active 260 DOM
8. 2026-06-09
   days on market $25,000 Active 257 DOM
9. 2026-06-08
   days on market $25,000 Active 256 DOM
10. 2026-06-08
    days on market $25,000 Active 255 DOM
11. 2026-06-05
    days on market $25,000 Active 253 DOM
12. 2026-06-04
    days on market $25,000 Active 252 DOM
13. 2026-06-03
    days on market $25,000 Active 251 DOM
14. 2026-06-02
    days on market $25,000 Active 250 DOM
15. 2026-06-01
    days on market $25,000 Active 249 DOM
16. 2026-05-31
    days on market $25,000 Active 248 DOM
17. 2026-04-27
    status Active 286-char remark

    Show marketing remark (286 chars)

    Selling "as is". NO LAND. Personal Property Sale. 1984 ARTCR manufactured home with 3 bedrooms and 2 full baths. Lot Rent is around $250/month. Garbage pickup included. Forced air furnace and central air. Ready for immediate occupancy. Nice enclosed 10x7 front porch at entry.

18. 2026-04-14
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Selling "as is". NO LAND. Personal Property Sale. 1984 ARTCR manufactured home with 3 bedrooms and 2 full baths. Lot Rent is around $250/month. Garbage pickup included. Forced air furnace and central air. Ready for immediate occupancy. Nice enclosed 10x7 front porch at entry.

19. 2026-03-03
    price $25,000 286-char remark

    Show marketing remark (286 chars)

    Selling "as is". NO LAND. Personal Property Sale. 1984 ARTCR manufactured home with 3 bedrooms and 2 full baths. Lot Rent is around $250/month. Garbage pickup included. Forced air furnace and central air. Ready for immediate occupancy. Nice enclosed 10x7 front porch at entry.

20. 2025-10-20
    price $35,000 286-char remark

    Show marketing remark (286 chars)

    Selling "as is". NO LAND. Personal Property Sale. 1984 ARTCR manufactured home with 3 bedrooms and 2 full baths. Lot Rent is around $250/month. Garbage pickup included. Forced air furnace and central air. Ready for immediate occupancy. Nice enclosed 10x7 front porch at entry.

21. 2025-09-12
    listed $40,000 Active 286-char remark

    Show marketing remark (286 chars)

    Selling "as is". NO LAND. Personal Property Sale. 1984 ARTCR manufactured home with 3 bedrooms and 2 full baths. Lot Rent is around $250/month. Garbage pickup included. Forced air furnace and central air. Ready for immediate occupancy. Nice enclosed 10x7 front porch at entry.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,887
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$727
• Taxable income: $5,677
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $4,375/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major siding — Significant wear and tear
• Major lawn and landscaping — Overgrown and debris-filled
• Major exterior paint — Worn and peeling

Value-add opportunities

• Both paint interior walls — Enhances curb appeal and interior aesthetics
• Both replace carpeting — Improves comfort and reduces allergens
• Both repair and paint exterior siding — Enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
lawn and landscaping · Overgrown and debris-filled	Major	$15,000–50,000
exterior paint · Worn and peeling	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both replace carpeting — Improves comfort and reduces allergens ↑
• Both repair and paint exterior siding — Enhances curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wauzeka-Steuben School District
• NCES district ID: 5516020
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $45,724
• Composite: 28.65/100
• National rank: #12030
• State rank: #376 of 426 in WI

Livability — Wauzeka

• Score: 64/100
• State rank: #560
• US rank: #14282

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wauzeka, WI
• Population (ZIP): 1,360

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 15,748 people
• By 2030: 15,301 · -2.8%
• By 2040: 14,309 · -9.1%
• By 2050: 13,357 · -15.2%
• By 2075: 11,727 · -25.5%
• By 2100: 9,883 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Portuguese 7% Lithuanian 3% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Crawford

• 2024 margin: R (+13.8) · D 42.5% · R 56.3% · Other 1.2%
• 2008→2024 swing: -40.8pp toward R · 2008: 27.0pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+7.7 2016: R+5.5 2012: D+20.0 2008: D+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.13%
• Current HPI: 179.5841
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

-37.5% since first listed

5 events — show timeline

• 2026-04-27 Relisted — SCWMLS
• 2026-04-14 Pending — SCWMLS
• 2026-03-03 Price Changed $25,000 SCWMLS
• 2025-10-20 Price Changed $35,000 SCWMLS
• 2025-09-12 Listed $40,000 SCWMLS